Cornwall Local Plan: Strategic Policies Combined document to support submission to the Secretary of State (February 2015)

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3 This is a combined version of the Cornwall Local Plan: Strategic Policies Proposed submission document (March 2014) and the Schedule of Focused Changes (September 2014). The original versions can be viewed by visiting The document contains the amendments changed and consulted on during the focused changes consultation and are expressed in the conventional form of strikethrough for deletions and underlining for additions of text. Pages containing the Foreword and How to comment on this document have been removed from this version. In addition page and paragraph numbers have been amended, where these have changed from the proposed submission / focused changes consultation the original numbers are shown in brackets.

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5 Contents 6 (4) Introduction Planning Future Cornwall 9 (6) Vision and objectives 12 (9) Spatial Strategy 20 (16) General policies 58 (48) Policy messages for places Community Network Areas 146 (116) Monitoring framework 154 Saved policies 160 (122) Key diagram policies map Schedule of policies 12 (8) Policy 1 Presumption in favour of sustainable development 13 (9) Policy 2 Key targets and spatial strategy 17(13) Policy 3 Role and function of places 20(16) Policy 4 Shopping, services and community facilities 23(18) Policy 5 Jobs and skills 25(19) Policy 6 Housing mix 25(20) Policy 7 Housing in the countryside 28(22) Policy 8 Affordable housing 30(24) Policy 9 Affordable housing led schemes 31(25) Policy 10 Publicly owned sites 31(25) Policy 11 Managing viability 32(27) Policy 12 Gypsies, Travellers and Travelling Showpeople 34(28) Policy 13 Design 35(29) Policy 14 Development standards 37(31) Policy 15 Renewable and low carbon energy 38(32) Policy 16 Safeguarding renewable energy 39(32) Policy 17 Health and wellbeing 41(34) Policy 18 Minerals general principles 42(35) Policy 19 Minerals safeguarding 45(38) Policy 20 Strategic waste management principles 46(38) Policy 21 Managing the provision of waste management facilities 47(39) Policy 22 Best use of land and existing buildings 48 Policy 22A Protection of the Countryside 50(41) Policy 23 Natural environment 52(42) Policy 24 Historic environment 53(43) Policy 25 Green infrastructure 54(44) Policy 26 Flood risk management and coastal change 56(45) Policy 27 Transport and accessibility 57(46) Policy 28 Infrastructure 65(54) PP1 West Penwith 72(59) PP2 Hayle and St Ives 77(62) PP3 Helston and the Lizard 82(67) PP4 Camborne, Pool and Redruth 88(72) PP5 Falmouth and Penryn 94(77) PP6 Truro and Roseland 98(79) PP7 St Agnes and Perranporth 102(83) PP8 Newquay and St Columb 112(90) PP9 St Austell and Mevagissey; China Clay; St Blazey, Fowey and Lostwithiel 117(94) PP10 Wadebridge and Padstow 121(97) PP11 Bodmin 125(99) PP12 Camelford 128(102) PP13 Bude 132(105) PP14 Launceston 136(108) PP15 Liskeard and Looe 140(111) PP16 Caradon 144(114) PP17 Cornwall Gateway 5

6 Planning Future Cornwall 1.1 This part of the Local Plan (the Plan) sets out our main planning approach and policies for Cornwall. Further details including allocations are provided by additional Local Plan and Supplementary Planning Documents. Neighbourhood Plans, prepared by city, town and parish councils will be part of the statutory whole Plan too. The Plan also sets out how we will manage development to The Plan is intended to help deliver the vision and objectives of Future Cornwall, our sustainable community strategy. The underlying principles of the strategy seek to manage future development to ensure all communities in Cornwall have an appropriate balance of jobs, services, facilities and homes. Future growth in Cornwall will be controlled through a plan, monitor and manage approach ensuring that the right policies are in place to reflect changing circumstances. To enable this more flexible approach the Cornwall Local Plan will be subject to periodic review over the Plan period. How to use this plan The policies avoid repetition so it is important they are all read as a whole. All policies will be considered together in decision making. The policies are the strategic policies for the purpose of providing context for Neighbourhood Plans. 1.3 These policies set out how we will consider planning applications, set targets for growth and the broad distribution of development that reflects identified needs. They are also intended to provide sufficient flexibility to respond to opportunities and changing priorities. They give scope for our communities to manage the delivery of the Plan locally. 1.4 We also intend the Plan to provide a suitable framework for a range of key service providers and stakeholders, whose input and delivery of services and infrastructure will be essential to the successful implementation of the strategy. 1.5 The National Planning Policy Framework sets out the Government s planning policies for England and how these are expected to be applied. It provides the framework within which local communities and councils can produce their own distinctive local and neighbourhood plans. The Cornwall Local Plan: Strategic Policies document sets out policies that are: Spatial setting the overall strategy; Topic based which will be applicable to most proposals; and Place based specific for each community network area setting out the priorities for each area. 6

7 1.6 In addition the Plan will be supported by other formal documents, these include: Neighbourhood Plans prepared by local councils in conformity with national policy and the policies and proposals of this Plan, Development Plan Documents providing further detail for policies and forming part of the statutory framework including site allocations and mineral safeguarding, As well as: Supplementary Planning Documents that help guide decisions by giving additional evidence and advice, and; A range of site specific and thematic plans giving greater detail on how these proposals will be implemented. 7

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9 Cornwall in context 1.7 Cornwall is the most south westerly tip of the United Kingdom, covering an area of 3,559 sq km. It is the second largest local authority area in the South West. Cornwall is distinctive with a coastline 697km long. The sea forms the northern, southern and western boundaries, with the River Tamar forming the eastern border with Devon and Plymouth, giving it its strong maritime character. 1.8 Cornwall encompasses a diverse environment and rich economic and cultural history; the quality of which attracts residents, visitors and businesses alike. Cornwall is an area of many contrasts and varied landscapes with remote rural, coastal and environmentally sensitive areas, interspersed with villages and historic market towns. Many areas are affluent contrasting with some areas being among the most disadvantaged areas in the UK. 1.9 Cornwall is famous the world over for its industrial and mining heritage recognised through its World Heritage status. Today we have a growing reputation in environmental protection and technologies and the arts, alongside the growing role and reputation of its academic institutions Cornwall is characterised by a dispersed settlement pattern. Our communities are equally diverse having developed strong local identities and traditions many of which continue today. Nine towns have a population of over 10,000 (five over 20,000) while a further seventeen small towns have around 5,000 residents. These sit among many other sizable villages and hamlets Being a peninsula means that Cornwall does not and cannot rely heavily on neighbouring areas to supplement many infrastructure requirements such as health, employment and education. While this geography creates challenges for economic growth and accessibility it also provides us with opportunities. It has helped create some of Cornwall s distinctiveness and cultural identity For many years the Council has sought to promote higher incomes with a more diverse economy and make Cornwall less dependent on seasonal employment, based largely in the tourism sector. With a combination of high house prices, low average incomes aggravated by high second home and holiday let ownership has led to a situation where many parts of Cornwall have difficulty in meeting their own communities housing needs Changes in the population present major challenges, an increase in the proportion of older residents impacts on health facilities and services, while deprivation remains a persistent concern in key areas. Vision and objectives 1.14 The vision of Future Cornwall (our adopted sustainable community strategy) is to: achieve a leading position in sustainable living 1.15 The strong and diverse character of Cornwall is special. It gives us an important understanding of our 9

10 place in the world. This Plan gives us the opportunity to protect what we know is special while taking responsibility to shape future development positively, for all our residents and visitors. The erosion of this valued character, for example, by globalisation and standard building types must be guarded against The announcement, in 2014, of the formal recognition of the Cornish as a national minority reinforces the distinctive character of Cornwall both as a place and its cultural identity. The designation also brings with it responsibilities under the Framework Convention for the Protection of National Minorities The Local Plan, in providing a land use framework for Cornwall, seeks to manage change in a positive way. In doing this the plan attempts to provide for the future needs of the community. The plan supports sustainable economic growth and provides policies to support the delivery of housing to meet needs. The policies of the Local Plan provide a particular priority on the support for affordable housing and as part of that a focus upon supporting the delivery of housing to meet local needs with restrictions via a local connection (1.16) We have a responsibility to ensure that change and the new places we create meet our current and future needs and can be designed, in a way that is equally as rich, inclusive and distinctive as the best of what has come before (1.17) Our overall aim is to support sustainable development. Ultimately this is a balance of decisions around economic, social and environmental issues to meet our present day needs while not compromising the needs of future generations. Our polices in this Plan give the framework for this (1.18) To deliver the vision by 2030, Future Cornwall identifies four long term themes. Future Cornwall themes; the plan s objectives Theme 1: To support the economy Objective 1: Remove unnecessary barriers to jobs, business and investment through a positive policy framework with a focus on sustaining a range of local businesses including growth sectors promoted by Cornwall Council and the Local Enterprise Partnership to support both new business and the traditional industries of fishing, farming and minerals. Objective 2: Enhance the cultural and tourist offer in Cornwall and to continue to promote Cornwall as a year round destination for tourism and recreation. Objective 3: Provide and enhance retail provision with a regional and sub-regional status that adds to economic growth and provide opportunities to improve existing facilities for better economic performance. 10

11 Theme 2: To enable self sufficient and resilient communities. Objective 4: Meet housing need by providing for new homes over the plan period that provide everyone in the community with the opportunity of living in an appropriate home, supported by local community facilities. Objective 5: Allow people and communities to provide for jobs and deliver homes locally to meet needs, where they can best support the role and function of local communities as well as allow for further change and adaptation. Objective 6: Ensure that infrastructure is provided that will enable development to benefit the local community. Theme 3: To promote good health and wellbeing for everyone. Objective 7: Meet a wide range of local needs including housing and for community, cultural, social, retail, health, education, religious, and recreational facilities, in order to improve quality of life and reduce social exclusion. Objective 8: Promote development that contributes to a healthy and safe population by providing for opportunities for walking and cycling and ensuring the appropriate levels of open space and the protection and improvement of air quality. Theme 4: To make the most of our environment. Objective 9: Make the best use of our resources by; a. Reducing energy consumption while increasing renewable and low carbon energy production; b. Maximising the use of previously used land; c. Supporting local food production, and d. Increasing resilience to climate change Objective 10: Enhance and reinforce local natural, landscape and historic character and distinctiveness and raise the quality of development through; a. Respecting the distinctive character of Cornwall s diverse landscapes; b. Maintaining and enhancing an effective network of open space and environmental stewardship for our ecosystems services network for food production, flood control and wildlife; and c. Excellence in design that manages change to maintain the distinctive character and quality of Cornwall. 11

12 Policy 1: Presumption in favour of sustainable development When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework and set out by the policies of this Local Plan. We will work with applicants, infrastructure providers and the local community to find solutions which mean that proposals will be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan and supporting Development Plan and Supplementary Planning Documents (including, where relevant, with policies in Neighbourhood Plans) will be regarded as sustainable development and be approved, unless material considerations indicate otherwise. When considering whether a development proposal is sustainable or not, account will be taken of its location, layout, design and use against the three pillars of economic development, social development and environmental protection and improvement. Where there are no policies relevant to the application at the time of making the decision the Council will grant permission unless material considerations indicate otherwise taking into account whether: a) Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or b) Specific policies in that Framework indicate that development should be restricted. Spatial strategy 1.21 (1.19) Our overall aim is to support economic growth in Cornwall by providing a planning policy framework that is positive towards Cornwall and the Local Enterprise Partnership s economic strategy and supported by an investment strategy to channel public funds that optimise opportunity and private investment. This will happen at different scales and in different types of jobs depending on the local situation. New business will be crucial to our future but established business will too. The ability for farming and fishing to adapt to the future demands of more local food supplies will be an important element in this (1.20) Settlements vary greatly in size and are located in a dispersed pattern throughout Cornwall. The plan promotes this as a longer term sustainable pattern of development which recognises that many of our smaller places provide better opportunities to be more selfcontained or work collectively to provide a range of services allowing development of an appropriate scale to 12

13 meet their needs. Our spatial strategy aims to support this and ensure all communities and their services and facilities remain viable (1.21) However, a number of areas are crucial to the success of our economic infrastructure and economic strategy. These areas are given particular prominence in the policy (1.22) Underpinning all this is the need to protect the quality and natural beauty, including the landscape, ecology and historic character of our environment, for its own sake but also as an economic driver and to build and maintain resilience to climate change. To achieve this will require a positive approach to managing new development. In some cases adaptations to accommodate the likely impacts of climate change will be required for development to proceed (1.23) The strategy reflects the distinctive nature of Cornwall and the connection between our city, towns and villages and the rural areas they serve. We promote this as a longer term sustainable pattern of development which recognises that many of our smaller places could provide better opportunities to be more self-contained or work collectively to provide a range of services allowing development of an appropriate scale to meet their needs Additionally, Cornwall s geography creates a significant economic and social relationship with the cities and towns of neighbouring authorities. The intensity of the relationship is greatest the nearer to these cities communities are. Most notable are the relationships of Plymouth and Exeter to Cornwall. This needs positive and pro-active planning to manage change in a way that ensures Cornwall s economy can best serve its local community and, particularly in the case of Plymouth, can benefit as part of a wider economic influence Our strategy for the economy of the wider area of south east Cornwall and Plymouth recognises the scale of economic significance of Plymouth and opportunity of south east Cornwall to strengthen its local economic performance (1.24) The spatial policies establish our priorities for planning decisions. Policy 2: Key targets and spatial strategy New development should provide the most sustainable approach to accommodating growth; making the best use of infrastructure and services whilst respecting the natural and historic character of Cornwall. Overall, development should seek to: 1. Improve conditions for business and investment providing for an overall increase jobs supporting the provision of better paid full-time employment opportunities to drive an increase in the Gross Domestic Product to rise above 75% of the EU s average. 2. Provide for 422,400 sq. m of employment floorspace over the plan period to help deliver a mix of 211,250 sq m 13

14 of B1a office and 211,150 sq m of B1, B2 and B8 industrial premises. 3. Deliver renewable and low carbon energies, increase energy efficiency and minimise resource consumption through a range of onshore renewable / low carbon technologies. 4. Provide for 47,500 homes over the plan period at an average rate of about 2,300 per year to 2030 to help deliver sufficient new housing of appropriate types to meet future requirements in particular meeting affordable housing and Gypsy and Traveller needs. 5. Positively manage new development in Cornwall through: a. high quality design demonstrating a cultural, physical and aesthetic understanding of its location; b. the protection and enhancement of environmental and historic assets, including mitigation of unavoidable adverse effects, appropriate and proportional to their value; and c. wherever possible, adaptation of the development and environmental assets to climate change. 6. Maintain the special character of Cornwall, recognising all urban and rural landscapes both designated and undesignated are important, in order to; a. Promote and enhance the special qualities and special features that make up the diverse and locally distinctive landscapes of Cornwall; b. Identify the value and sensitivity off all landscapes, understanding what is important to the character to allow them to be protected, enhanced and conserved; c. Create resilient landscapes and sensitively accommodate investment and growth within Cornwall s unique landscape qualities, ensuring people continue to be drawn to Cornwall to visit and for a thriving healthy population to live and work; d. Protect Conserve and enhance the natural beauty of the AONB and undeveloped coast, and the outstanding universal value of the World Heritage Site. 7. Re-enforce the spatial strategy of a continued dispersed development pattern providing homes and jobs, in a proportional manner, where they can best sustain the role and function of local communities in towns and villages and that of their catchment as set out in this Plan s Community Network Area based policies and subsequent Neighbourhood Plans. 8. Reflect the importance to the strength of Cornwall s economy as a whole, through; a) supporting the economic regeneration of Camborne and Redruth and the emerging retail function of Pool. 14

15 b) optimising the economic opportunity and maximises existing linkages in mid-cornwall by: i. supporting the role of Bodmin as a strategic employment location taking advantage of its position on the transport network; ii. allocating mixed use development to deliver the ecocommunity at West Carclaze / Baal and Par Docks; iii. supporting the economic regeneration of St Austell as a centre for retail, business and leisure with a focus on promoting green industries; iv. supporting the St Austell, St Blazey and China Clay Regeneration Area small scale exemplar development will be supported which positively contributes to local objectives; v. supporting the Newquay Cornwall Airport and the Aerohub Enterprise Zone through improved linkages as an economic catalyst for the wider Newquay area and beyond. c) supporting Truro s wider role as an economic and service centre and grow its role as a retail alternative to major centres outside of Cornwall; d) supporting economic development in south east Cornwall meeting the area s own needs and benefit from its relationship with Plymouth; e) strengthening the role of Launceston and Saltash as gateways to Cornwall through economic growth along the A30 and A38; f) providing for marine businesses and maximise the economic growth and the benefits of the proximity to the Combined Universities in Falmouth; g) supporting the economic regeneration of Penzance as a retail, business and leisure centre, and travel interchange, including the improvement of Penzance Harbour, and retention of a main line rail link to Penzance as a strategic link for Cornwall and the UK; h) supporting town centres, housing renewal and regeneration. The role and function of places 1.29(1.25) Our towns and villages are central to our strategy. It is their role and function, not simply their size, that should determine the appropriate level of development to be planned for (1.26) In order to maintain and enhance these places the Plan takes an approach to growth that encourages jobs and homes, where they best deliver our strategic priorities and allows for more organic development where it supports or enables the provision of appropriate services and facilities locally. 15

16 1.31 (1.27) Specific housing targets will be provided for the main towns identified in Policy 3 reflecting their strategic role and function and also in the proposed Clay Country eco-community. Sites for development in these towns will be identified in the Cornwall Site Allocations Development Plan Document and Neighbourhood Plans. The eco-community sites are identified as allocations in this Plan (1.28) Elsewhere, development would be expected to focus upon meeting local need and supporting the sustainability of smaller communities. Development should be of a scale and nature appropriate to the character, role and needs of the local community (1.29) Housing for other than for the main towns will be delivered mainly through: i. existing commitments, ii. infill sites within the built form of the settlement, iii. Neighbourhood Plan allocations, and iv. affordable housing led developments outside of the built form of existing settlements, (i.e. exceptions where market housing is required to support delivery) 1.34 (1.30) There is a distinction between (i) infill sites in the built-up area of towns and large villages, that could accommodate a higher number of dwellings and (ii) infill sites commonly for of one-two housing units in smaller villages and hamlets (1.31) For the purposes of this policy, the infilling of one-two housing units in smaller villages and hamlets is defined as (i) the filling of a small gap in an otherwise continuously built up frontage that does not physically extend the village, hamlet or smaller settlement into the open countryside (ii) the redevelopment of an existing previously developed site within or adjoining the settlement or (iii) the rounding off of a settlement where its edge is defined by a physical feature such as a road (1.32) Many frontages however are not continuously built up and have substantial gaps between buildings or groups of buildings. These gaps provide the setting for the village, hamlet or small settlement, and add to the character of the area. They are not appropriate locations for infill development, and the development of such large gaps would not therefore be considered as infill under the policies of this Local Plan (1.33) In smaller villages and hamlets in which infill sites of one-two housing units are allowed, the settlement should have a form and shape and clearly definable boundaries, not just a low density straggle of dwellings. It is anticipated that the settlement will be part of a network of settlements and / or be in reasonable proximity to a larger village or town with more significant community facilities, such as a primary school The re-use of long term empty houses and buildings for residential purposes is encouraged in line with the Council s Empty Homes Strategy (1.34) We recognise that sustainability is based on many factors and, we will welcome a wide range of development that helps existing centres to provide a mix of 16

17 uses and continue to be hubs for communities, by providing employment, services, retail and social facilities (1.35) We aim to provide better opportunities for villages to be more self-contained or to work collectively with other settlements to provide a better range of services (1.36) To ensure an appropriate supply of housing land in the right place and at the right time, we will ensure there is at least a 5 year supply of deliverable sites in Cornwall. The adequacy of the 5 year supply will be assessed on a local authority, Cornwall wide, basis. It will not be appropriate to assess 5 year supply below the local authority level for the purposes of determining whether paragraph 49 of the NPPF applies. However, the adequacy of supply in meeting the needs of a particular CNA or town over the whole plan period will be a material consideration when making planning decisions. Any deficiency in supply should be accommodated within the CNA with a shortfall and not be compensated for by increasing supply in other CNA s where existing supply is sufficient to meet its local plan target (1.37) In some towns key infrastructure may need to be in place before the anticipated building rates can be achieved. It is therefore expected that annual building rates in these towns could be lower in the early years of the plan period This will in turn impact on the expected building rates across Cornwall as a whole. Policy 3: Role and function of places The scale and mix of uses of development and investment in services and facilities should be proportionate to the role and function of places. New development will be accommodated in accordance with the following hierarchy: 1. Delivery of the overall housing provision as set out in Policy 2 alongside larger scale community, cultural, leisure, retail, utility, employment will be managed through a site allocations DPD or Neighbourhood Plans for the following towns: Camborne with Pool, Illogan and Redruth; Falmouth with Penryn; Penzance with Newlyn; St Austell; Truro with Threemilestone; Newquay; Bodmin; Launceston; Bude with Stratton and Poughill; Helston; St Ives with Carbis Bay; Saltash; Hayle; Liskeard and Wadebridge. 2. To promote vibrant local communities and support local services, an appropriate level of growth and investment 17

18 will be encouraged in other settlements to reinforce their role as providers of employment; community; leisure; and retail facilities. 3. Outside of the main towns identified in this policy housing growth will be delivered through identification of sites where required through Neighbourhood Plans, affordable housing led schemes (i.e. exception schemes where market housing is required to provide cross subsidy) under Policy 9 and infill development defined below. Infill for the purposes of residential development should be proportionate to the scale of the settlement and within its boundaries, respect the settlement and landscape character of the locality and not physically extend the settlement. It must clearly relate to part of an established settlement and not isolated dwellings. Particular preference will be given to sites on previously developed land. Table 1: Broad distribution of new dwellings will be a minimum of: As at April 2014 (Proposed submission totals in [brackets] where updated) NB totals can go down as well as up as permissions expire. Location Target Housing Provision Completions since 2010 and commitments Remaining requirement Penzance / Newlyn 2, [561] 1,529 [1,589] West Penwith CNA residual 1, [611] 397 [389] Hayle 1,400 1,041 [1,067] 359 [333] St Ives-Carbis Bay 1, [627] 303 [373] Hayle and St Ives CNA residual [239] 116 [111] Helston [459] 417 [441] Helston and the Lizard CNA residual 1, [623] 364 [477] CPIR 4,500 4,073 [3,418] 427 [1,082] CPR CNA residual [402] 381 [398] Falmouth- Penryn 2,600 1,233 [1,477] 1,367 [1,123] Falmouth and Penryn CNA residual [161] 57 [339] Truro- Threemilestone- Shortlanesend 3,000 3,008 [2,789] -8 [211] Truro and Roseland CNA residual [564] 222 [336] St Agnes and Perranporth CNA 1, [490] 460 [610] 18

19 Newquay 3,550 3,241 [2,017] 309 [1,533] Newquay and St Columb CNA residual [213] 363 [387] Eco-Community 2, ,300 St Austell 2,000 1,868 [1,760] 132 [240] St Austell CNA residual [129] 228 [171] St Blazey, Fowey and Lostwithiel CNA [441] 232 [359] China Clay CNA 1,500 1,197 [1,044] 303 [456] Wadebridge 1, [291] 761 [709] Wadebridge and Padstow CNA residual 1, [495] 484 [505] Bodmin 3, [865] 2,127 [2,135] Bodmin CNA residual [50] 147 [150] Camelford CNA 1, [386] 759 [814] Bude-Stratton- Poughill [554] 331 [346] Bude CNA residual Launceston 1,500 1,109 [988] 391 [512] Launceston CNA residual [257] 118 [143] Liskeard 1, [813] 470 [437] Liskeard and Looe CNA residual 1, [668] 598 [732] Caradon CNA 1, [496] 476 [504] Saltash 1, [165] 822 [835] Torpoint [10] 339 [340] Cornwall Gateway CNA residual [95] 259 [255] TOTAL: 47,500 28,762 [25,411] 18,738 [22,089] Shopping, services and community facilities 1.43 (1.39) Shopping is a key component and function of many places and forms a major part of successful towns. Town centres remain our focus for retail and community facilities in line with national policy (1.40) A sequential test will be required to assess potential edge of centre and out of town retail developments. A threshold for impact testing will be identified for Cornwall s main towns in the Allocations Development Plan Document and until this is produced, the National Planning Policy Framework shall provide the measure (1.41) Community facilities are essential for local residents. They also impact on the health and well-being of communities. Any growth in jobs and homes needs to be supported by adequate infrastructure provision, this includes community facilities. It is important that these facilities and services are accessible to all (1.42) The definition of community facilities is wide ranging and includes public services, community centres and public halls, arts and cultural facilities, policing, fire and ambulance services, health and education facilities, public houses, public toilets, youth centres, nurseries, libraries, leisure centres, allotments, playing fields, social care facilities including day centres, places of worship and services provided by the community and voluntary sector. 19

20 1.47 (1.43) As part of its supplementary planning guidance the Council will be producing a Design Standards SPD which will include provisions for open space, sports and recreation and when published should be used in conjunction with Sport England s forthcoming Technical Guide for Assessing Needs & Opportunities regarding sport. Policy 4: Shopping, services and community facilities 1. Development will be permitted where it supports the vitality and viability of town centres and maintains and enhances a good and appropriate range of shops, services and community facilities. Retail and other town centre uses outside defined town centres (with the exception of small scale rural development) must show there is no significant adverse impact on the viability and vitality of the existing centre, and demonstrate the application of a sequential approach to site selection or demonstrate an overriding strategic role for the economic and social sustainability of Cornwall. Residential development, such as accommodation for the elderly is supported in town centres where it supports the vitality and viability of town centres. 2. Community facilities and local shops should, wherever possible, be retained and new ones supported. Loss of provision will only be acceptable where the proposal shows: a. no need for the facility or service; b. it is not viable; or c. adequate facilities or services exist or are being reprovided that are similarly accessible by walking, cycling or public transport. General policies Jobs and skills 2.1 In order to make the economy competitive it is important to remove unnecessary barriers. The Plan seeks to provide a positive policy framework, which supports jobs, business and investment with a focus on sustaining a range of local businesses. It sets a framework to encourage both large and small scale opportunities throughout Cornwall in appropriate locations. Proposals should support and protect the sustainability and expansion of existing businesses and the growth of new sectors to strengthen the economy particularly where this provides full time jobs and, wherever possible, leads to a rise in the average wage in Cornwall. 2.2 To do this we need a flexible approach that ensures sufficient sites and premises of the right type are available in the right places at the right time. 2.3 In particular this plan provides policies to support the Council and Cornwall and IOS LEP, of which the council is a key member, as it we delivers its our shared strategies for economic growth in Cornwall by improving productivity and structural change and better quality jobs rather than 20

21 through increased levels of migration that would be inappropriate. In relation to housing, the emphasis of the strategy is to ensure the right homes in the right places to help support skills mobility and access to employment. In addition the Plan It also underwrites Plymouth s significant role in relation to South East Cornwall, particularly in terms of employment and retail provision. Our emphasis will be on supporting; Knowledge based industries, to exploit super-fast broadband; Infrastructure delivery including improvements, to the rail and road network (particularly the trunk road network), capacity of the electricity grid, access to schools, and continued improvement to higher education and industries developing from these improvements; Indigenous business including agriculture, fishing and mining; Creative industries to utilise the graduate output from the Universities in Cornwall along with other higher education facilities; Low carbon energy production and related industries to exploit the opportunity in Cornwall of marine, wind, hydro, solar and geo thermal assets; More industrial workspace and homes to support the workforce; The quality of Cornwall s environment, through protection and enhancement, as an economic driver; The expansion of existing businesses; The provision of work hubs, working from home and live / work units; and Skills development. 2.4 Skills development is central to our economic strategy and proposals that would provide for higher education, training and skills development will be encouraged. Where appropriate detailed policy provision such as site identification will be provided with a particular focus supporting the growth from Cornwall s colleges and the Universities in Cornwall in close association with local economic opportunity. 2.5 To support the delivery of jobs over the plan period the target of 422,400 sq. m of employment floorspace has been provided to help support a mix of industrial and office provision capable of providing over 16,000 jobs. A further 7,000 jobs are expected from non-industrial sectors including retail, tourism, leisure, health, construction and transport. 2.6 Tourism: The quality of Cornwall s landscapes, seascapes, towns and cultural heritage, enables tourism to play a major part in our economic, social and environmental well being, it generates significant revenues, provides thousands of jobs and supports communities. Our key challenge is to realise this 21

22 opportunity in better wages through improved quality and a longer season. 2.7 Maritime: Cornwall s marine sector accounts for almost one in seven of the UK s marine jobs and 8% of the UK s marine industry turnover. Overall it is estimated that Cornwall s marine industry sector contributes more than 130M to the gross domestic product of Cornwall, supporting 14,000 jobs. Realising the development potential of Cornwall s maritime sector will be critical to the region s future, long term prosperity. 2.8 With stakeholders, Cornwall Council has produced a Maritime Strategy. This covers the period and provides a unifying policy framework for the planning of Cornwall s land, sea and coast. 2.9 Aerohub: Newquay Airport has secured Enterprise Zone status which aims to create new jobs and growth through facilitating private sector investment within the aerospace sector by creating a new aviation / aerospace hub that will deliver high value, highly skilled permanent jobs underpinned by the development of an aviation skills centre. Four development zones each with its own Local Development Order have been identified. Whilst Cornwall s Enterprise Zone is based at the Aerohub, the impacts of this will be wide ranging providing benefits for the economy of Newquay, Cornwall and the Isles of Scilly and beyond. This will support the economic growth of Newquay and create a stronger connection with the Clay Country eco-communities and St Austell Where there is a clear need for employment facilities but building them is not viable, we will consider proposals that include uses that provide cross subsidy. Such proposals should expect to be bound to phasing conditions and obligations so that the viable uses are broadly phased to coincide with the delivery of the employment opportunities. Table 2: Local Plan Employment Floorspace Requirements (B1, B2 and B8 use classes only) Target Net Commitm Residual Community Completions ents to be Network provided Area (m2) (m2) (m2) (m2) West Penwith 25,300-1,850 12,480 14,670 Hayle & St Ives 16,900 2, ,537 2,311 Helston & the Lizard 17,650 3, ,221-1,298 Camborne, Pool & 67,350 22, ,397-32,512 Redruth Falmouth & Penryn 22,450 13, ,934-7,000 Truro & the Roseland 50,750 13, ,529-32,649 St Agnes & Perranporth 19,200 3, ,070 9,383 Newquay & St Columb 22,800-1, ,028-14,167 St Austell 25,350 2, ,231 19,467 St Blazey, Fowey & Lostwithiel 15,200 1,159 10,385 3,656 22

23 China Clay 20,250 10, ,810-34,222 Wadebridge & Padstow 8,000 2, ,012-3,242 Bodmin 16,500 2, ,505 6,764 Camelford 4,700 1, ,700-2,163 Bude 12, ,409 4,055 Launceston 25,350 9, ,940 Liskeard & Looe 26,600 2, ,211 17,474 Caradon 8,850 5, , Cornwall Gateway 16,500 2, ,206 6,613 Policy 5: Jobs and skills To stimulate new jobs and economic growth, development proposals will be supported where they contribute to any of the following: 1. The enhancement of the quality and range of tourism facilities through the provision of high quality sustainable tourism facilities, attractions, accommodation and the upgrading of existing facilities in sustainable locations. 2 Support growth in the marine sector in ports and harbours ensuring marine related employment, leisure and community sites are protected from alternative uses that do not require water side locations. 3. Support the Enterprise Zone Aerohub at Newquay Airport through improved linkages as an economic catalyst for the wider Newquay area. 4. Provide education facilities that improve the training and skills base and encourage knowledge based businesses and creative industries associated with Cornwall s colleges and the universities particularly where this enables graduate retention. Existing and potential strategic employment land and buildings along with sites considered locally important will be safeguarded. In all other cases existing employment land and buildings will be safeguarded where they are viable. Such land and buildings will only be considered for alternative uses where this does not result in the loss of economic performance i.e. through the redevelopment for a mix of uses. Employment proposals should be located either: a. within or well integrated to our city, towns and villages; or b. on existing employment (uses B1, B2 and B8) locations where re-location would be impractical or not viable; or c. within areas that are well served by public transport and communications infrastructure; or d. in the countryside and smaller rural settlements where it is of a scale appropriate to its location or where the use can show an overriding business need for its location. Exceptional proposals with significant economic benefit will be supported. 23

24 Housing 2.11 We must plan for the housing needs of our future communities. Failing to do this will undermine the economic strategy, place excessive pressure on an already straining housing market and restrict our ability to secure affordable housing to meet the very acute needs of many in Cornwall There is no precise measure to predict what level of housing we need to plan for. Our target is a judgement based the best available demographic projections to identify the level of growth. We accept however that this is an issue that needs close monitoring and will be reviewed within 5 years From this the Plan sets out a framework to identify the likely need and demand for a 20 year target of about 47,500 homes. This includes sites already committed which at April 2013 totalled around 15,520 with planning permission or under construction and around 6,714 completions The pace that homes are built will vary depending on the economy and viability. Migration rates, a major component in housing need, are closely linked to levels of economic growth and influence demand for housing in the wider housing market. During the current economic downturn a slower rate of housing growth is anticipated in the earlier period of the plan with recovery in later years. However this is not an exact science. Therefore it will be necessary to have a clear understanding of the rates of delivery and monitor progress closely and amend our plan when necessary over the plan period to respond to changes in the economy. This will involve a plan, monitor and manage approach to the future growth of Cornwall Good quality housing is vital for the physical and mental wellbeing of individuals and the wider community. It is important that our housing market is appropriate to meet the needs of the community. These needs include not only those of affordability but also meeting the challenges presented by our aging population. This involves both the consideration of design and layout of new dwellings for the future needs of particular groups but also the provision of specialist housing such as extra care accommodation where needed. Major developments should consider these needs in developing their proposals Meeting high levels of housing needs, evidenced through the Strategic Housing Market Needs Assessment and the Cornwall Housing Register, particularly needs for affordable housing, is a key objective for the Council. Delivery of the new housing development of the right quantity and type is fundamental to achieving sustainable communities. This will involve ensuring a range of tenures and dwelling types in new developments. 24

25 Policy 6: Housing mix New housing developments will be required to include a mix of house size, type, price and tenure to address identified needs and market demand and to support mixed communities, based on the following principles: 1. Proposals of 10 or more dwellings should seek to provide a range of housing type and tenure. 2. To achieve this mix development should aim to: Address affordable housing need and housing demand; Contribute to the diversity of housing in the local area and help to redress any housing imbalance that exists; Respond to the requirements of a changing population; and Employ imaginative design solutions Housing in the countryside: The plan seeks to address the needs of rural areas, looking in particular at shared solutions to the provision of services and facilities locally as well as options for improving access to larger centres. It is important that these rural areas can continue to thrive both economically and socially. The Plan will not be defining settlement boundaries around towns and villages but development should however be limited to infill within the built area, not physically extending these settlements or through affordable housing led schemes (i.e. exceptions where an element of market housing is allowed to support their delivery). The focus is upon local needs and reflecting and respecting the character of Cornwall s settlements. Neighbourhood Plans may if they feel it appropriate look to identify specific settlement boundaries consistent with this approach The Plan seeks to protect the open countryside from inappropriate development. However it is recognised that there will be a need for some housing in existing settlements not listed. We seek to provide a focus on efficient use of existing properties and buildings to meet needs and set out other exceptions to development in the countryside Development particularly providing homes and employment that meets needs arising from these rural communities are encouraged. Policy 7: Housing in the countryside Additional accommodation to meet needs in the open countryside will be focused on the use of existing buildings through: 1. Replacement dwellings (excluding caravans and chalets) of an appropriate scale and character or subdivision of existing residential dwellings. 2. Reuse suitably constructed redundant or disused buildings which are considered appropriate to retain and would lead to an enhancement to the immediate setting. 25

26 In addition: 3. Accommodation, of a construction suitable for its purpose and duration, for workers (including seasonal migrant workers) and where no other suitable accommodation is available, to support established and viable rural businesses; and 4. Dwellings for full time agricultural and forestry and other rural occupation workers will be allowed where appropriate for these needs and supported by an up-to-date evidence of need. Affordable housing 2.20 The National Planning Policy Framework (NPPF) sets out key elements of policy to both provide strategic guidance and highlight the scope for local interpretation. The NPPF defines affordable housing in the planning context To inform our affordable housing policies and negotiations, as well as the Community Infrastructure Levy, we use our viability study. It defines different value and viability areas and the map (Figure 2) gives a broad indication of the different price areas for housing. More detailed information will be included in a supplementary planning document and will be reviewed periodically reflecting the importance of changes in issues such as house prices, both upwards and downwards, to deliverability Our assessment of the purchasing power of a typical household based on local incomes will be used to define the affordability of intermediate housing products for sale. These prices will be based upon a discount from market values which will vary in the different house price areas. The value zone areas are the basis for the discount that would be required. It is anticipated that this would be between 45% and 80% of market value for any area. More detail on affordability and the detailed operation of the discounting will be provided and updated through the production of a supplementary planning document Affordable homes for rent must be provided at a level at which a qualifying household can access financial assistance. Whilst social rented homes, affordable rented homes and intermediate rented homes are considered as appropriate to meet the needs of local households, rents must not exceed the level at which the Local Housing Allowance (or any other benefit or welfare payment which replaces it) shall be paid. All these rents should include any relevant service charges Homes that do not meet the above definition of affordable housing, such as low cost market housing; will not be considered as affordable housing for planning purposes Our approach is consistent with national policy. It also sets out the local balance to be achieved between tenures sought on specific developments and affordability limits which ensure that affordable homes are provided at a price an average household can afford. 26